222 Dayton Ave · Hallstead, PA 18822

$150,000

4 bd · 5.0 ba · 1,734 sqft · MultiFamily · 19 Days on market

Built 1900 6,534 sqft lot $87/sqft · at area comps Est $146k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +6.4/15.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Strong investment opportunity or ideal for owner-occupancy! This up/down duplex sits on a generous lot and features separate driveways on each side, along with a spacious backyard. Each unit offers 2 bedrooms and 1 full bath. The lower unit is currently rented, while the upper unit is vacant-perfect for immediate occupancy or added rental income. With plenty of potential, this property also offers the option to convert back to a single family home by reestablishing access to the existing interior staircase.

Key facts

• Up down duplex
• Spacious backyard
• Separate driveways

Tags

• UP DOWN DUPLEX
• SEPARATE DRIVEWAYS
• SPACIOUS BACKYARD
• RENTAL INCOME
• CONVERT TO SINGLE FAMILY HOME

Property features AI

Finance

• Financial info: Property is configured as two units (residential income)
• HOA & community: No community amenities listed

Exterior

• Parking: Off-street parking on gravel driveway; Accessible parking; 4 parking spaces (all open)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Multi-family residential income property; Bi-level layout; Built in 1900
• Construction: Stone and vinyl siding exterior; Shingle roof; Unfinished basement with stone floor
• Exterior features: Deck; Back yard, level and landscaped; Shed(s)

Interior

• Kitchen: Each unit has a kitchen; Electric oven; Refrigerator
• Bedrooms: Total of 4 bedrooms (two 2-bedroom units)
• Flooring: Carpet; Linoleum; Laminate
• Bathrooms: 6 bathrooms total — 4 full and 2 half
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Private entrance; Carbon monoxide and smoke detectors; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,256 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Blue Ridge SD (rural): math 29% / reading 56% proficiency, ranked #319 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.8% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.30%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $146,333
• List price: $150,000
• Delta: 2.51%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.52×
• Total profit: $63,766
• Equity at exit: $65,534

10-year hold

• IRR: 27.9%
• Equity multiple: 4.87×
• Total profit: $162,734
• Equity at exit: $99,533

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18822

• Home prices YoY: 1.8%
• Active inventory: 15
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $746

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 61%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,200
Total (2 units)			$2,200

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-07
   listed $150,000 Active 512-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,719 · $143/mo
• Projected year-2 tax: $2,045 · $170/mo
• Expected delta: +$325/yr (+$27/mo · 18.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$8,402
• − Property taxes: −$1,719
• − Insurance: −$750
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,364
• Taxable income: $6,941
• Est. tax owed @ 24.0%: −$1,666
• After-tax cash flow: $7,282/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Blue Ridge SD
• NCES district ID: 4203900
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,421
• Composite: 36.02/100
• National rank: #4781
• State rank: #319 of 539 in PA

Livability — Hallstead

• Score: 63/100
• State rank: #1256
• US rank: #15090

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallstead, PA
• Population (ZIP): 3,079

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 153.2588
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

2 events — show timeline

• 2026-05-26 Pending — GSBR as distributed by MLS GRID
• 2026-05-07 Listed $150,000 GSBR as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2026): $1,719 · +5.2% YoY. Source: county tax records.